111 Dunklin St · Greenville, AL 36037

$54,170

3 bd · 2.0 ba · 1,806 sqft · SingleFamily public records · 10 Days on market

Built 1948 9,143 sqft lot $30/sqft · 49% below area Est $107k · 49% under ↓ 48% since listing

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits in this three bedroom, two bath home. Some work/refreshing is required to make this home move in ready but could be worth the effort. Whether you decide to customize this home for yourself or rent it out, this house could be a great option.

Key facts

• 9,143 sq ft lot
• Built 1948
• Listed 10 days

Property features AI

Exterior

• Parking: No parking
• Utilities: Public sewer available; Water available; Electric: Other
• Home design: Single family residence; Residential property; Has a view
• Construction: Frame construction; Metal roof; Slab foundation; Built in 1948; Other outbuildings/structures
• Exterior features: Other exterior features; No fencing

Interior

• Kitchen: No special kitchen features listed; Other appliances
• Bedrooms: 3 bedrooms
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water heating; Window air conditioning units
• Interior features: Other interior features; No fireplace
• Laundry & utility: No specific laundry features listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $54k.

Deal economics

• At list price, monthly cash flow is $509 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $54k).
• Cap rate 17.6% vs local median 4.5% in Greenville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 58/100 on livability (#358 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Butler County (town): math 7% / reading 26% proficiency, ranked #113 of 129 in AL (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Greenville High School (math 2% / reading 8%, grade F, #276 of 305 statewide, top 95%, 659 students, 84% FRL).
• Market conditions: 65 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 13 units permitted in Butler County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $374 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Butler County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 94% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $54,170

Questions for the listing agent

1. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.97% ✓
• Cap rate: 17.57%
• Cash-on-cash: 40.29%
• DSCR: 2.79
• GRM: 4.2

CMA / ARV

• ARV (median comp): $106,529
• List price: $54,170
• Delta: -44.73%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Stewart Ave	0.50mi	4/2.0 (+1)	1,756 (-3%)	2mo	$150,000	$85	65
113 Boswell St	0.54mi	3/2.0	1,858 (+3%)	22mo	$149,000	$80	52
320 Bolling St	0.39mi	3/1.0	1,590 (-12%)	10mo	$25,000	$16	49
330 Fort Dale Rd	0.52mi	3/2.0	1,666 (-8%)	21mo	$160,000	$96	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.7%
• Equity multiple: 2.56×
• Total profit: $23,646
• Equity at exit: $8,077

10-year hold

• IRR: 43.3%
• Equity multiple: 5.11×
• Total profit: $62,317
• Equity at exit: $4,684

Cash invested: $15,168 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Alabama: 90 Strongly Landlord-Friendly · R+15
• County: — inherits STATE
• City: — inherits STATE

Right-to-evict in 7 days for non-payment; no rent control; preempted statewide; courts move quickly.

Methodology + full state rankings →

ZIP-level market 36037

• Active inventory: 65
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,068 medium
• Mortgage (P&I): −$284
• Tax from tax record: −$28 /mo · $332/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $509

Break-even live

Break-even rent $423

Max offer price $54,170

Occupancy floor 47%

Sensitivity live

Price	-10% $540	-5% $525	+0% $509	+5% $494	+10% $479
Rent	-10% $425	-5% $467	+0% $509	+5% $551	+10% $594
Rate	-1.0pp $536	-0.5pp $523	base $509	+0.5pp $495	+1.0pp $481

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $13,542
• Closing costs: $1,625
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
593 Perdue Pl Greenville, AL	4.0	2.0	1525	$950	$0.62	45d	1	0.73mi
210 Pine Leaf Ln Greenville, AL	3.0	2.0	2200	$1,200	$0.55	22d	1	0.80mi

Listing history 16 events

1. 2026-06-21
   days on market $54,170 Active 10 DOM
2. 2026-06-19
   days on market $54,170 Active 8 DOM
3. 2026-06-18
   days on market $54,170 Active 7 DOM
4. 2026-06-17
   days on market $54,170 Active 6 DOM
5. 2026-06-16
   days on market $54,170 Active 5 DOM
6. 2026-06-15
   days on market $54,170 Active 4 DOM
7. 2026-06-14
   days on market $54,170 Active 2 DOM
8. 2026-06-12
   remarks 259-char remark
9. 2026-06-12
   pricedays on marketlisting id $54,170 Active 1 DOM
10. 2026-03-19
    price $58,880 65-char remark
11. 2026-02-19
    price $64,000 65-char remark
12. 2026-01-27
    price $68,540 65-char remark
13. 2025-12-30
    price $74,500 65-char remark
14. 2025-12-03
    price $84,000 65-char remark
15. 2025-11-04
    price $94,000 65-char remark
16. 2025-10-01
    listed $104,000 Active 65-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AL · Resets to sale price

• Current annual tax: $332 · $28/mo
• Projected year-2 tax: $332 · $28/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 94% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,812
• − Mortgage interest: −$3,034
• − Property taxes: −$332
• − Insurance: −$271
• − Repairs & maintenance: −$1,025
• − Management: −$1,025
• − Depreciation: −$1,576
• Taxable income: $5,550
• Est. tax owed @ 24.0%: −$1,332
• After-tax cash flow: $4,779/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Butler County
• NCES district ID: 0100510
• Math proficiency: 7% ▼ -19.00%
• Reading proficiency: 26% ▼ -2.00%
• Median HH income: $32,919
• Composite: 13.31/100
• National rank: #9539
• State rank: #113 of 129 in AL

Livability — Greenville

• Score: 58/100
• State rank: #358
• US rank: #20993

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A+ Health & safety F User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenville, AL
• Population (ZIP): 12,974

Population outlook (Butler County) Hauer SSP2

• Today (2025): 18,662 people
• By 2030: 17,783 · -4.7%
• By 2040: 16,040 · -14.0%
• By 2050: 14,498 · -22.3%
• By 2075: 11,409 · -38.9%
• By 2100: 9,080 · -51.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (52%)
• Race & ethnicity: Black 52% White 43% Two or more races 2% Hispanic / Latino 2% Asian 2%
• Common ancestry: Serbian 3% Italian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Butler

• 2024 margin: Strong R (+22.7) · D 38.4% · R 61.1%
• 2008→2024 swing: -9.3pp toward R · 2008: -13.3pp · 2024: -22.7pp
• All cycles: 2024: R+22.7 2020: R+15.7 2016: R+13.5 2012: R+7.5 2008: R+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -57.19%
• Current HPI: 91.9114
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.94%
• F500 in state: 4

Industry mix (Fortune 500 HQ in AL)

Industry	F500 HQs	Revenue
▸Financial Services	1	$8B
▸Healthcare	1	$5B

Price history

-47.9% since first listed

8 events — show timeline

• 2026-06-11 Listed $54,170 GCMLS AL
• 2026-03-19 Price Changed $58,880 MAAR
• 2026-02-19 Price Changed $64,000 MAAR
• 2026-01-27 Price Changed $68,540 MAAR
• 2025-12-30 Price Changed $74,500 MAAR
• 2025-12-03 Price Changed $84,000 MAAR
• 2025-11-04 Price Changed $94,000 MAAR
• 2025-10-01 Listed $104,000 MAAR

Property tax history

+3.1%/yr

Latest (2025): $332 · +6.8% YoY. Source: county tax records.